Renters Rights Act 2025

What does the Renters Rights Act 2025 mean for Landlords?

From 1 May 2026, Assured Shorthold Tenancies (ASTs) have been replaced by Assured Periodic Tenancies (APTs) End of Fixed Term Tenancies - Section 21 “no fault” evictions have been abolished.

This means:

Tenants can remain in a property indefinitely unless a valid legal ground for possession applies.
Tenants can end their tenancy at any time by providing two months’ notice in writing.
Landlords can only regain possession using valid Section 8 grounds.

What does this mean for your HMO’S?

A new possession ground (Form 3, Ground 4A) has been introduced to protect the student rental cycle for qualifying HMOs.

Landlords may serve notice where:

The property is a qualifying HMO occupied by at least three tenants from more than one household.
All tenants satisfy the “student test”.
The landlord intends to re-let the property to another group of students.
Possession is required between 1 June and 30 September.
The required prior written notice has been served.

Form 3, Ground 4A notices generally require four months’ notice.

What has happened to existing tenancies?

All current tenants, including tenants already signed for the 2026/27 academic year, have been provided with the Government Information Sheet in line with legislative requirements.
All AST’s signed before May 1st have been converted to Assured Periodic Tenancy Agreements.

What happens to new tenancies?

All tenancies agreed after 1 May 2026 are issued as Assured Periodic Tenancies and include:

The required Written Statement of Terms.
All prescribed Government information.

What if a tenant requests a pet?

Tenants have the legal right to request permission to keep a pet.

Landlords must:

Consider requests reasonably.
Respond within 28 days.
Provide valid reasons where consent is refused.

Roman City has implemented a formal Pet Agreement process to support compliant management of pet requests.

Rent In Advance

The Tenant Fees Act 2019 has been amended prohibiting landlords or letting agents from requiring or accepting any payment of rent in advance of the tenancy being entered. A landlord will only be able to require up to one month’s rent (or 28 days’ rent for tenancies with rental periods of less than one month) once a tenancy agreement has been signed and before commencement.

Am I able to increase rent?

Rent increases are only permitted:

Once per year
Using the statutory Section 13 process
With a minimum of two months’ notice

Can tenants bid on my property?

Landlords and agents are prohibited from:

Encouraging offers above the advertised rent.
Accepting bidding wars between applicants.

All advertised rental properties must display a clear asking rent.

Roman City continues to review market conditions annually and discuss proposed increases with landlords prior to serving notices.

What happens if Landlords or their agents breach the new legislation?

It is imperative that the new legislation is adhered to as non-compliance will be met with fines. These fines are being increased, and local authority enforcement powers will be strengthened. Currently, fines can be up to £7,000 for minor or initial non-compliance and up to £40,000 for repeat offences so the penalties will be significant.

What will Roman City do to support their clients?

Please do not worry, you are in expert hands and, as our client, you can be confident that we will be prepared for all the changes. As always, if you have any questions, please do not hesitate to contact us.